22000099--22003311
Department of Town & Country Planning, Punjab O/o District Town Planner, Gurdaspur
LOCATION OF SRI HARGOBINDPUR LOCAL PLANNING AREA IN DISTRICT GURDASPUR
MASTER PLAN SRI HARGOBINDPUR
CONTENTS Chapter No Particulars Page No Chapter No 1 Brief Summary 1-8 Chapter No 2 Regional Framework 9
2.1 Vision For Regional Development 9 2.2 Broad Planning Intention For L.P.A. 10 2.3 SWOT Analysis 11-12 Chapter N0 3 Regional Setting 14 3.0.1 State of Punjab 14 3.0.2 Rapid Urban Growth 15-18 3.1 Local Planning Area Sri Hargobindpur 20 3.2 Constitute Area & Jurisdiction 21 3.3 Physiography & Climate 22-23 Chapter No 4 Historical Background 24 Chapter No 5 Legal Framework 26-36
Chapter No 6 Population Growth & Characteristic 38-47 Chapter No 7 Economy & Employment 48 7.1 Salient Features of Economic Growth in Punjab 48-49 7.2 Major business Trend &Retail 50 7.3 Employment 50-52 7.4 Key Issues 53 7.5 Emerging Economic Drivers of Local Planning Area 54 Chapter No 8 Review of Existing Land Use 55-69
Chapter No 9 Planning Problems & Objectives 70 9.1 Planning Problems 70 9.2 Planning Objectives 71 Chapter No 10 Projections & Distribution of Population 72 10.1 Population Projection 72-74 10.2 Proposed Population Distribution 74-75 Chapter No 11 Proposed Land use Plan –(2009-2031) 76-83 11.1 Recommendation 84-88 Chapter No 12 Zoning Regulation 89-107
LIST OF TABLES
3.1 Trends in Urbanization-Punjab (1971-2001) 3.1 Trends in Urban Population in Different Size/Categories 3.2 Net State Domestic Product 6.1 Population Density (Within M.C. Limit) 6.2 Population Growth of Sri Hargobindpur 6.3 Population Constituent of Local Planning Area 6.4 Population Growth of Local Planning Area 6.5 Sex Ratio 6.6 Literacy Rate 6.7 Religious Composition in District Gurdaspur 6.8 Scheduled Caste Population 6.9 Population of Punjab 6.10 Population Growth of Punjab 6.11 Population Growth of Local Planning Area 6.12 Population of Local Planning Area
6.13 Share of Local Planning Area in Punjab 7.1 Key Economic Indicator 7.2 Detail of Workers 8.1 Detail of Existing Land Use of Sri Hargobindpur 8.2 Detail of Existing Land Use of Municipal Area of Sri Hargobindpur – 2009 8.3 Detail of Existing Land Use of Local Planning Area of Sri Hargobindpur-2009 10.1 Population Projection for Local Planning Area Sri Hargobindpur 10.2 Population Projection 10.3 Planning Norms for Informal Sectors 10.4 Detail of Proposed Land Use of Local Planning Area of Sri Hargobindpur 11.1 Zone Wise Details of Various Land Use within Urbanisable Limits
LIST OF ANNEXURES
Annexure 1: Notification Regarding Declaration of LPA, Sri Hargobindpur 108-109 Annexure 2: Notification Regarding Declaration of Planning Agency 110
1. BRIEF SUMMARY:
SRIHARGOBINDPUR –TOWN OF RELIGIOUS, HERITAGE &CULTURAL IMPORTANCE 1.1 Introduction To meet the challenge of rapid growth of Sri Hargobindpur town and its surroundings and to provide the workable frame work for comprehensive planned and regulated development, preparation of statuary master plan of Sri Hargobindpur town is very essential. Hence in order to develop Sri Hargobindpur town and its surroundings in an orderly manner and to prepare its master plan under the Punjab Regional and Town Planning and Development Act-1995, the Local Planning Area of Sri Hargobindpur within the meaning of section 56(1) of Punjab Regional and Town Planning and Development Act-1995 has been notified. Total area proposed for local planning area is 5639 Hectares Including Sri Hargobindpur town and 24 villages.
1.2 Regional Setting Sri-Hargobindpur is located on the western bank of river Beas at distance of 40 kms from Gurdaspur, 32 kms from Batala, 20 kms from Tanda and 60 kms from Amritsar. It lies between 300-41’ North Latitude and 750-29’ East Longitude. It is connected with Gurdaspur, Batala, Jalandhar, and Amritsar with roads. There is no rail link available in this area. Local Planning Area Sri Hargobindpur is comprised of a part of alluvial plain of Bari Doab, which abruptly falls to the flood plain of river Beas.
1.3 Historical Background “Established, decayed and re-established” is the legend of Sri Hargobindpur. A small village once known as “Village Rahila” was created by Pathans. The village had also some Hindu population. As per “Mahan Kosh” written by Bhai Kahan Singh, the village was named “Gobindpur” by the 5th Guru of Sikhs, Shri Guru Arjan Dev in 1644 (Samat) who had a cultivated land in the village.
The town having a religious link with Guru Hargobind Rai has very important Gurdwaras such as Gurdwara Damdama Sahib, Gurdwara Sat Kartarian and Gurdwara Manji Sahib. People from far away and near by visit these Gurdwaras on Amawas. A mela is also held in the town once a year. On the bank of river Beas a maszid known as Guru Ki Masit is also located which was constructed by the sixth Guru Sri Guru Hargobind Rai Ji. In a nearby village Kishankot, an old temple of Radha Krishan is also located which was constructed by Maharaja Ranjit Singh.
1.4 LEGAL FRAMEWORK The Punjab Regional and Town Planning and Development Act, (Amended 2006) provides the legal framework for preparation of Master Plan.The four stage process involves declaration of Local Planning Area, designation of Planning Agency, preparation of present land use map and preparation and approval of Master Plan. The contents of the Master Plan as laid down by the Act are:-
(a) Broad indication of the manner in which the land in the area should be used. (b) Allocation of areas or zones of land for use for different purposes. (c) Indication, definition and provision of the existing and proposed highways, roads, major streets and other lines of communication. (d) Indication of areas covered under heritage site and the manner in which protection, preservation and conservation of such site including its regulation and control of development, which is either affecting the heritage site or its vicinity, shall be carried out. (e) Regulations to regulate within each zone the location, height, number of story and size of buildings and other structures, open spaces and the use of buildings and structures. The Act also provides for “Control of Development and Use of Land in Area where Master Plan is in Operation”
1.5 Population growth The population of LPA Sri Hargobindpur was recorded 22,239 persons as per census data (2001) with a decadal growth rate of about 39.73% during the year 1991-2001. The details are summarized in table below:
POPULATION GROWTH RATE IN % 1981 1991 2001 1981-91 1991-2001 PUNJAB STATE * TOTAL 16.79 20.28 24.36 20.79 20.12 URBAN 4.65 5.99 8.25 28.82 37.73 RURAL 12.14 14.29 16.11 17.71 12.74 Population in Million LPA SRI HARGOBINDPUR TOTAL 17,126 15,916 22,239 -07.07 39.73 URBAN 3,215 3,461 5450 07.65 57.47 RURAL 13,911 12,455 16,789 -10.47 34.80 Source: Census of India, Punjab 1981, 1991, 2001,
The average gross population density of Sri Hargobindpur town is 61.83 persons per hectare.
1.6 Housing The town has registered 978 residential houses during last census i.e. 2001. More than 40% housing stock was found in unlivable conditions as per as the building conditions are concerned. In case livable conditions are taken into account, more than 3/4th housing stock is not in livable conditions, although the number of inhabited units indicates that the housing stock is available as per the requirement. The core area of the town is densely populated with very small size of houses. Most of them are having one to two rooms and in more than 80% cases even bathroom facility is not available. Similar is case with toilet facility. Numerically there is no shortage of housing but study reveals that 40% houses are in very bad conditions, further 25% housing stock is rated as below average conditions, 30% are in satisfactory range where as only 10% is in good conditions.
1.7 Employment The economy of the town and its Local Planning Area is based mainly on trading and on Agro based industry including Rice shellers, Saw Mills, Brick Kilns and other Cottage Industries also contribute to the economic wellbeing of the people of the town. The employment data covering categories such as Agriculture, Forestry, Fishing, Mining and Quarrying, Manufacturing, Construction, Wholesale and Retail Trade, Transport, Storage and communication education, health and Social Work, Other community, Social and personal Service Activities, Private households with employed persons. The function of Sri Hargobindpur since its inception had been “Agriculture & Trade”. The records of 2001 census show that 31.32% worker are cultivators, 8.59% are Agricultural laboures, 9.53% were engaged in household Industries 33.30 % in other categories and 17.26% workers are classified as marginal workers.
1.8 Existing Land Use: Preparation of present land use map was undertaken with the help of Punjab Remote Sensing Centre (PRSC), Ludhiana. For the core built up area Quick Bird data of 0.6m resolution was used where as for the outer areas Cartosat I data of 2.5 m resolution was used. The maps based on satellite imageries were updated by undertaking field surveys. Out of a total LPA area of 5639 hectare (as calculated by PRSC) maximum proportion is occupied by agricultural use (4305.15 hectare), 355.82 hectare followed by residential, 06.98 hectare by industrial and 151.80 hectare by transport. In case of Sri Hargobindpur town out of a total area of 664 hectare (as calculated by PRSC) 73.52 hectare is occupied by residential use, 7.07 hectare by industrial use, 22.71 hectare by commercial ,25.04 hectare by public & semi public use, 34.75 hectare by transport use and 497.01 hectare by agriculture use which also includes area under river & wasteland.
The regional road network comprises of Sri Hargobindpur - Gurdaspur road , Sri Hargobindpur - Batala road , Sri Hargobindpur - Mehta road, Sri Hargobindpur - Tanda road Gobindgarh road,. Although the Right of Way (ROW) of these roads outside the municipal area varies between 19mts to 30 mts the effective carriageway varies between 6.0 mts to 10.0.mts.
1.9 Physical Infrastructure :
Sri Hargobindpur lacks adequate piped water supply. The water demand is supplemented by the people through deep wells and hand pumps. The area under water works located in the town is 0.38 acres. Sri Hargobindpur lacks in underground sewerage systems. The solid wastes are carried manually and thrown at different places in the town which create unhygienic conditions in the town and encourages breeding of mosquitoes and flies. The low lying areas of the city are flood prone during monsoon due to lack of planned storm water drainage and further letting flood waters into sewers is environmentally undesirable.
Though collection and transportation of solid waste is managed by the Municipal Council, disposal is not in the form of sanitary land fill as required by the Municipal Solid Waste Rules of the Ministry of Environment and Forest. Similarly the disposal of Bio-Medical waste too is not in compliance with relevant rule.
1.10 Traffic & Transportation :
There is no planned bus stand at Sri Hargobindpur and at present it is functioning in a small site of 0.9 acres. The Bus Stand is situated on elbow shaped road curve on the junction of Sri Hargobind- Mehta-Batala road & lack in all public facilities & utilities and their improper maintenance causes lot of public inconvenience. The road system in Sri Hargobindpur is not well defined and suffers from congestion and heterogonous traffic. In fact the town has only 3 main roads viz. Gurdaspur road, Batala road and Amritsar road which are under active utilization of the major traffic of the town. All the three roads meet at an elbow shaped road curve which causes traffic problems, and economic loss. About 5.73 acres of land is covered under the roads and their total length within the M.C.limits is 6 Kms.
1.11 Social Infrastructure:
There is sufficient number of educational facilities in LPA Sri Hargobindpur but health & Vet. facilities are not up to the mark. The sports and recreational facilities are also not adequate. Higher level educational and medical facilities are not available. 1.12 Environment: Due to absence of any comprehensive data collection regarding quality of air by Punjab Pollution Control Board, it can’t be reported about the quality of Air. In terms of air quality, though the ambient concentration of SO2 and NO2 is well within the norms, SPM levels far exceed the norms. Ground water is unfit for human consumption on account of high contents of fluorides and chlorides. Surface water too gets contaminated on account of release of untreated sewerage waste water in open lands. Storage of waste water in dirty water ponds is a source of mosquito breeding and ground water pollution.
1.13 Population and Employment forecast The population of LPA Sri Hargobindpur is estimated to exceed 50,000 person by the year 2031, of which the population of Sri Hargobindpur town along with that of the fringe villages is estimated to be 29,250 persons .The employment in 2031of Sri Hargobindpur is estimated to be 8500 of which major share will be that of wholesale and retail trade , Manufacturing, and Public administration and other services.
1.14 Infrastructure Requirements The infrastructure requirements of this growth by 2031 would be, (a) Water supply: 2.03 Mld (b) Wastewater: 2.05 Mld (c) Solid waste management: 1.5mt.ton per day (d) Power: 15.5 MW
1.15 Vision 2031 · A specially constituted “Think Tank” comprising official and non-official representatives from all walks of life articulated the Vision 2031 for Sri Hargobindpur recommends for. · Development of Sri Hargobindpur as a HERITAGE TOWN within the Tourist Circuit of the region providing better linkages for connecting it with the places of interest in surrounding area. · Development and conservation of old monuments ,provisions for better arrangement for important Religious & Historical buildings and related festivals & periodical Melas being held here. · Development of River bank for rich forestation and scenic beauty along with the provisions for Environment Park and other related activities on available chunk of land. · Distribution of various land uses such as residential, commercial, industrials, public and semi-public, traffic and transport, parks and open spaces etc. as per the existing and projected requirements of the town/local planning area. · Earmarking of residential areas for 29250 persons projected population, which is proposed to be accommodated in the proposed urbanisable are in the Master Plan by the end of 2031in the form of redensification of core area and proposal for new residential zone as per the future requirements. Remaining 20750 persons projected population is proposed to be accommodated in the rural zone of the Master Plan.
· Planned commercial areas to cater the existing and projected requirements of town as well as local planning area. The prevailing trend of road side commercial area is proposed to be retained for retail purpose. In addition existing agricultural market is proposed for strengthening along with providing these facilities at proposed sub urban growth center to lesson the burdon on existing market. Proper provision for regional level city centers and sub city centers are also proposed in the Master Plan. Proper hormone is proposed to be maintained between living and commercial area to make it more feasible and workable.
1.16 Proposed Land Use and Road Network
In the light of the above approach proposed land use and road network plans are incorporated in the Master Plan. The land in LPA has been zoned for Residential, Commercial, Industrial, Rural and Agricultural purposes. Further, areas have been designated for important specific purposes like Public Utilities, Bus Stand, Truck Stand, Institutional, green buffer along existing/proposed Roads. Area along River Beas has been earmarked for forestation and leisure valley including sports activities and Mela ground etc. However specific designations for public purposes like schools, hospitals, playground etc have been earmarked only at the sites where they are in operation presently, remaing facilities are to be planned in zonal plan. The major road network has been proposed. The proposed land use plan is shown in Drg. No. DTP (G) 22/09 Dated 21-07-09. It is proposed to follow up the Master Plan preparation by more detailed zonal plans. These planning zones numbering1 to 5 are also shown on Proposed Land use Drawing. No. DTP (G) 22/09 Dated 21.07.09. The major road network proposed comprises four categories roads viz. R1-(100 feet), R2-(80 feet), Road network is also shown on Drawing. No. DTP (G) 22/09 Dated 21.07.09.
1.17 Zoning Regulations The Punjab Regional Town Planning & Development Act (Amended in 2006) provides for the “Control of Development and Use of Land in Area where Master plan is in Operation”. However for control of development through parameters like sub-division of land, ground coverage, FAR, parking requirements, norms for building construction etc. have already been notified on a state wide basis by the Government. The zoning regulations included in the Master Plan are therefore confined to use of broader land uses earmarked in the Proposed Land use plan as regulatory measures.
CHAPTER-2: REGIONAL FRAMEWORK
2.1 Vision for Regional Development
The Master Plan Sri Hargobindpur has mapped out a vision towards a place of excellence for the Pilgrim Circuit Area in and around Sri Hargobindpur, not only in its near vicinity but spreading all over the District, which includes Religious & other places of tourist importance, covering a land area of 5639 hectare for a population of 15916 persons. The small town of Sri Hargobindpur has basically experienced very low rate of development after partition of the country which is primarily due to lack of proper linkages, natural calamities, locational disadvantage, limited opportunities for employment, disturbed conditions and so on. However, the town has gained importance due to construction of bridge on Ravi River on Sri Hargobindpur-Tanda road joining the area with N.H.1 -A. Basically the town has a rich heritage due to 5th & 6th Sikh Guru. It has derived its name from the 6th Guru Sri Hargobind Rai, who created six gates all around the walled city and also got constructed one mosque known as Guru Ki Masit. Lahori Gate is the only gate available at present, which is related with a Sikh Guru Shri Guru Hargobind ji. Gurdwara Damdama Sahib is an important landmark in the area whereas memories of Sikh Jarnail Jassa Singh Ramgarhia are still in existence in this area. Following objectives have been kept in mind while preparing master plan of Sri Hargobindpur.
• Developing the historical town of Sri Hargobindpur in the light of its Religious heritage and glorious past. • Preserving natural resources to achieve a more wholesome vibrant and sustainable lifestyle; • Introducing critical strategic economic growth initiatives including Agro based Industries. • Promoting a comprehensive planned township that will enhance quality living, ensuring accessibility and managing overall growth The key development strategies in the Pilgrims Tourist Circuit, which shall includes all the important place of interest in the near by areas. • Safeguarding and providing land for development to meet all needs. • Encouraging sustainable economic growth and coordinating infrastructural development; • Enhancing the quality of life; Live, Work, Learn and play.
2.2 Broad Planning Interventions for Sri Hargobindpur Local Planning Area
Master Plan is an important instrument for guiding and regulating development of towns and cities over a period of time and contributes to planned development. It is an instrument to workout land and infrastructure requirements for various urban and rural uses and allocates land for various uses to result in harmonious and sustainable distribution of activities so that cities are provided with form and structure. The local planning area of Sri Hargobindpur comprising of 24 rural settlements and three urban areas, spreading over an area of 5639 hectares was notified w/s 56 (i) of the Punjab Regional & Town Planning & Development Act, 1995 (amended 2006) on 18.7.2007.After the declaration of a Planning Area the designated Planning Agency shall prepare Master Plan for the Local Planning Area and the Master Plan so prepared shall:- (a) Indicate broadly the manner in which the land in the area should be used; (b) Allocate areas or zones of land for use for different purposes. (c) Indicate, define and provide the existing and proposed highways, roads, major streets and other lines of communication. (d) Indicate areas covered under heritage sites and the manner in which protection, preservation and conservation of such site including its regulation and control of development, which is either affecting the heritage site or its vicinity, shall be carried out. (d) Indicate regulations (hereinafter called "Zoning Regulations") to regulate within each zone the location, height, number of storey and size of buildings and other structures open spaces and the use of building, structures and land. For the master plan it is necessary to develop a long term (2031) vision of the city that takes into account the present strengths of the city, opportunities, weakness and the threats [SWOT] emanating in the region. The present population of the Sri Hargobindpur is 5450(as per census 2001) which has been projected to 18000 for the year 2031. The detail of SWOT is given as under:-
2.3 S W O T Analysis
Strengths:
· Strategic location in terms of linkages. · Important Urban centre of district Gurdaspur and of adjoining districts of Amritsar, Kapurthala and Hoshiarpur. · Balance growth rate of population. · Existence of industrial units like Agro based units such as Rice Shellers, Floor Mills etc. · Diversified economic activities. · Rich heritage and various places of tourist importance. Weaknesses
· Located Away from Developed belt of state as well as district Gurdaspur. · Lack of cohesive environment for small scale industries and negligible Share of household industry. · Unplanned commercial development along main roads. · Lack of connectivity of infrastructure due to non -existence of rail links. · In adequate parking spaces. · 25% population not served by piped water supply. · Sewerage facility not available. · No sewerage treatment facility available. · Absence of Storm water drainage. · Unscientific disposal of solid waste causing pollution and unhealthy environment.
Opportunities:
· Strengthening of major roads of LPA such as Sri Hargobindpur-Mehta-Amritsar road, Sri Hargobindpur-Gurdaspur road, and Sri Hargobindpur-Tanda road under various projects initiated by central & state agencies. · Construction of bridge across River Beas on Tanda road. · Development of places of tourist interest. · Availability of large chunks of shamlat land along the river beds, which can be put into optimum utilization for various purposes including forestation, leisure valley and sports activities.
Threats:
· Present Scenario of commercial development along major roads will create more parking problems. · Through traffic creates burden on interior roads. · Unplanned growth in & around town area. · Large chunks of waste land. · Flood prone area in & around the town.
MAP OF SRI HARBOBINDPUR TOWN/L.P.A. SHOWING PHYSIOGRAPHIC CONDITIONS
30
FROM GURDASPUR CHAKWASAN
27 28 26 GI LL MEHTEWAL WI THWAN
29 GOPALPUR
13 MARI PANWAN
14 KHOKHARWAL 15 GI LLBOB
48 WARSALCHAK
13 MARI PANWAN FROM BATALA 49 CHEEMA
TO TANDA
50 12 KHUDI DHIROWAL
51 BRAHAM
SRI HARGOBINDPUR 11
60 KI SHANKOT 52 NURPUR GRAIN 53 MARKET
KHANPUR 50 MACHRAI FROMMEHTA
10 TALWARA
54 GALOWAL
9
RAMPUR
8
SAMRAI
7
KANGRA
CHAPTER 3 : REGIONAL SETTING AND HISTORICAL BACKGROUND
3.0 REGIONAL SETTING
3.0.1 STATE OF PUNJAB
Punjab is one of the advanced states in the country, with highly productive agriculture, a well-developed physical infrastructure and a high human development index with industrious, painstaking and entrepreneur skills. It accounts for only 1.53 per cent of India’s geographical area and 2.37 per cent of its population. State represents a unique example of a fast developing economy based on agriculture despite all physical and developmental odds. State is credited with ushering in the green revolution and white revolution in the country. It today contributes nearly 35% of the wheat and 70% of rice procured for distribution through the public distribution system. An agro-based and agro-oriented industrialization is another prominent feature of the state economy. No less commendable are the efforts to strengthen the infrastructure, particularly irrigation and power. The cumulative effect of all this is manifest in the high per capita income of the state, a position which Punjab has been holding for most of the years since its formation in 1966. Development in the state of Punjab has been the outcome of the interplay of a variety of factors including physical, political, economic, demographic and geographic. Being a border state, both external and internal changes have influenced the path of development. Historically, Punjab has experienced many upheavals and turmoil, which, in turn, have influenced building brave and unique character of Punjabis and opened its path of development. The contours of administrative map of Punjab have undergone extraordinary changes in the past. The nomenclature ‘Punjab’ was widely used during the reign of Akbar (A.D. 1556-1605). It was known as the Kingdom of Lahore during the reign of Maharaja Ranjit Singh (1700-1839). The British occupied it in 1849 and merged Delhi and the Hissar division of the former Northwest Province (united province) with Punjab in 1858. In 1901, Punjab’s border districts situated across the Indus were taken away to form the Northwest Frontier Province. Subsequently, Delhi was separated from Punjab and made capital of British India replacing Calcutta. At the time of the partition of the India sub-continent in 1947, Punjab was bifurcated into two parts as per the finding of Red Cliff Commission, West Punjab (Pakistan) and East Punjab (India). Of its 3, 59,179 square kilometers and 29 districts, only 1, 52,649 square kilometers
and 13 districts were left with Indian Punjab. The two Punjab’s were formed on religious grounds. The most fertile, prosperous and developed western part went to Pakistan and the relatively backward eastern part remained in India. With massive migration, post-partition Punjab was faced with the daunting task of providing basic infrastructure necessary to accommodate 40 lakh displaced persons. They were put in refugee camps, institutions and other available structures in sanitary conditions. The immediate task was to create the infrastructure to accommodate the refugee population. New colonies known as Model Town were developed to rehabilitate migrant coming from Pakistan. The pattern, established during the period, has continued to guide the path of development in the state. In 1956, at the time of the reorganization of states, Patiala and East Punjab State Union (PEPSU) was merged with Punjab. In 1966, the state was further reorganized under the Reorganization Act -1966 with creation of new state of Haryana and merger of hilly districts of Punjab State into union territory of Himachal Pradesh which got full status of a state in 1971. 3.0.2 RAPID URBAN GROWTH Punjab is urbanizing rapidly and its future seems to be urban. With urbanization standing at 33.95%, Punjab is ranked fifth major urbanized state of India after Tamil Nadu (43.86%), Maharashtra (42.40%), Gujarat (37.35%) and Karnataka (33.98%) and most urbanized states in the northwest region of the country. The percentage of urban population in Punjab has been on the rise continuously.
Looking at the growth of urban population vis-à-vis total population of state during last century (1991-2001) it has been observed that while total population of the state increased approximately 3 times (7.5 to 24.28 millions), during this very period urban population recorded enormous increase of 9 times (0.9 to 8.25 million) However, during the same period rural population grew only by 2.5 times (6.61 to 16.2 million). In 1901 when every 8th person was an urbanite, in 2001 every 3rd person came to live in the cities/ towns. The trends of urbanization were slow in the first half of century when urban population merely doubled (0.93 to 1.98 million) in the space of 5 decades (1901-1951). However, it picked up in the post-independence era and urban population grew by more than 4 times (1.98 to 8.25 million) during the second half of century (1951-2001). In absolute numbers, increase in urban population recorded during the last century was 73.11 lakh persons whereas level of urbanization increased from 12.39% to 33.95% indicating the massiveness of the state’s urbanization. Last decade witnessed a sharp rise of 37.38% in urban population whereas in absolute number the addition to the urban centers was of the order of 22,52,341 persons. From the ongoing trend it can be envisaged that urban growth will be much faster in years to come.
TABLE NO. 3.1: TRENDS IN URBANIZATION – PUNJAB (1971 – 2001)
Census Total number of Total Total urban Percentage of Decennial growth Annual exponential year UA’s / Towns population population urban population Absolute Percent growth rate (urban) 1971 106 13551060 3216179 23.73 648873 25.27 2.28 1981 134 16788915 4647757 27.68 1431578 44.51 3.75 1991 120 20281969 5993225 29.55 1345468 28.95 2.58 2001 157 24289296 8245566 33.95 2252341 37.58 3.24 (Census of india)
State of Punjab recorded a population of 2, 42, and 89,296 in 2001. During 1991-2001, population of state increased by 40.07 lakhs out of which addition to urban population was of the order of 22.52 lakhs (56%) due to the fact that number of urban centers recorded a sharp increase from 120 to 157. Concentration of population in urban areas of Punjab is very high as compared to rural areas. Villages recorded low density as compared to urban areas giving a density ratio of 1:12 in favor of urban centers. Apparently, Punjab is one of the most densely populated states in India.
It is expected that by 20111, population of the state would be of the order of 276.78 lakhs out of which urban component would be 38.59% i.e. 106.18 lakhs people will be the urban residents. This would further result in excessive concentration of urban population.
TABLE NO. 3.2: TRENDS IN URBAN POPULATION IN DIFFERENT SIZE /CATEGORIES
Year Class I Class II Class III Class IV Class V Class VI All classes 1971 4 8 22 31 29 12 106 [40.52] [15.84] [22.20] [13.32] [6.84] [1.28] [100.00] (1303128) (509389) (714176) (428413) (219911) (41162) (3216179) 1981 7 10 27 36 40 14 134 [46.38] [14.39] [20.24] [11.28] [6.50] [1.21] [100.00] (2155714) (668780) (940.482) (524505) (301905) (56371) (4647757) 1991 10 18 25 46 14 7 120 [54.16] [19.91] [12.92] [10.82] [1.72] [0.47] [100.00] (3246224) (1193171) (774453) (648230) (102945) (28202) (5993225) 2001 14 19 35 54 28 7 157 [58.38] [16.45] [12.50] [9.82] [2.52] [0.33] [100.00] (4814405) (1356386) (1030623) (809366) (207891) (26895) (8245566) (Source: Census of India, 1971, 1981, 1991 and 2001) Note: - Number of towns in each category (without bracket) Percentage population in each class [ ] Total population in each class ( ) Increase in share of Class I towns in total urban population of Punjab has resulted in over concentration of population and resources in few larger towns majority of which are situated on the NH-1,1A & 15. The Net State Domestic Product is tabulated as follow:-
TABLE NO. 3.3: NET STATE DOMESTIC PRODUCTS
Sr. No. Sector Rs. (in Lacs) 1999-2000 2000-2001 2001-2002 2002-2003 2003-2004 2004-2005 2005-2006 2006-2007 1 Agriculture 2403771 2559626 2644008 2555356 2785312 2915231 3165630 3617231 2 Forestry and Logging 20843 17055 21342 20184 19838 32285 32522 37101 3 Fishing 15210 16616 18147 21191 25463 22769 27615 30904 Agri and Allied 2439824 2593297 2683497 2596731 2830613 2970285 3225767 3685236 4 Mining and Quarrying 429 351 1194 2614 2807 2640 2902 3026 Sub total of Primary 2440253 2593648 2684691 2599345 2833420 2972925 3228669 3688262 5 Manufacturing 824963 875874 817157 896175 956934 1066040 1221776 1352700 Manu – registered 495366 524193 472389 514154 520815 583085 671227 733718 Manu – unregistered 329597 351681 344768 382021 436119 482955 550549 618982 6 Construction 286176 349307 386182 357921 438918 552564 703393 881140 7 Electricity, Gas and 129602 151740 187201 177551 208112 146721 188230 201105 Water Supply Sub total of Secondary 1240741 1376921 1390540 1431647 1603964 1765325 2113399 2434945 Industry 1241170 1377272 1391734 1434261 1606771 1767965 2116301 2437971 8 Transport, Storage and 248847 283576 340504 368182 416423 455417 519489 577516 Communication Railways Transport by other means 248847 283576 340504 368182 416423 455417 519489 577516 9 Trade, Hotels and 798461 1052177 1161192 1267789 1332332 1501375 1791833 2013662 Restaurants 10 Banking and Insurance 289762 309139 351329 407832 441021 471011 510670 549532 11 Real Estate, Ownership of 242920 250244 251727 261205 269797 279991 284619 292361 dwellings and business services 12 Public Administration 275955 289163 304030 341854 366852 388153 425839 458884 13 Other Services 572417 619010 643428 673457 700179 790845 864075 930782 Sub Total of Tertiary 2428362 2803309 3052210 3320319 3526604 3886792 4396525 4822737 14 State Domestic Product 6109356 6773878 7127441 7351311 7963988 8625042 9738593 10945944 (Rs. Lacs) 15 Calculated State 6109356 6773878 7127441 7351311 7963988 8625042 9738593 10945944 Domestic Product (Rs. Lacs) 16 Population 23854000 24310000 24621000 25076000 25540000 26012000 26493000 26983000 17 State Per Capita Income 25611 27865 28949 29316 31182 33158 36759 40566 (Rs.)
3.1 LOCAL PLANNING AREA SRI-HARGOBINDPUR To meet the challenge of rapid growth of Sri Hargobindpur town and its surroundings and to provide the workable frame work for comprehensive planned and regulated development, preparation of statuary master plan of Sri Hargobindpur town is very essencial. Hence in order to develop Sri Hargobindpur town and its surroundings in an orderly manner and to prepare its master plan under the Punjab Regional and Town Planning and Development Act-1995, the Local Planning Area of Sri Hargobindpur within the meaning of section 56(1) of Punjab Regional and Town Planning and Development Act-1995 has been notified. Total area proposed for local planning area is 5639 Hect. Including Sri Hargobindpur town and 24 villages.
3.2 CONSTITUTE AREAS AND JURIDICTION
Local Planning Area Sri Hargobindpur includes Sri Hargobindpur town and adjoining 24 villages. In order to develop Sri Hargobindpur town and its surroundings in an orderly manner and to prepare its master plan under the Punjab Regional and Town Planning and Development Act-1995 (Ammended-2006), following areas have been notified u/s 56(1) ibid, as local planning area.
Sr. No. Name of Villages H.B. No. Area in Population as per Remarks Hect. 1991 Census 1. 2. 3. 4. 5. 6. 1. Sri Hargobindpur MC --- 664 3461 2. Sri Hargobindpur Rural 11 394 1461 Part area in MC 3. Galowal 54 117 434 Part area in MC 4. Rampur 9 13 513 Part area in MC 5. Talwara 10 60 685 Part area in MC 6. Kangra 7 320 338 7. Nahra 55 102 101 8. Machrai 56 151 725 9. Kishankot 60 85 607 10. Khudi 50 138 142 11. Nurpur 52 142 630 12. Samrai 8 290 535 13. Khanpur 53 62 25 14. Braham 51 131 103 15. Cheema 49 640 239 16. Warsal Chak 48 78 419 17. Dhirowal 12 390 691 18. Mari Panwan 13 1083 2313 19. Khokharwal 14 293 725 20. Gil Bob 15 209 401 21. Mehtewal 28 85 325 22. Gopalpur 29 36 150 23. Gill 27 41 93 24. Withwan 26 43 503 25 Chak Wassan 30 72 297 TOTAL 5639 15916 Persons Hectares
3.3 PHYSIOGRAPHY AND CLIMATE
Sri-Hargobindpur is located on the western bank of river Beas at adistance of 40 kms from Gurdaspur, 32 kms from Batala, 20 kms from Tanda and 60 kms from Amritsar. It lies between 300-41’ North Latitude and 750-29’ East Longitude. It is connected with Gurdaspur, Batala, Jalandhar, and Amritsar with roads. There is no rail link available in this area. Local Planning Area Sri Hargobindpur Is comprised of a part of alluvial plain of Bari Doab, which abruptly falls to the flood plain of river Beas. The physiographic of the featureless plain is broken by major irrigation canal and channels. The most important canals are Riarki Distributary, Chau Chak Minor and Bhotiwal Minor are major canals in this area. Dense/closed forest along the river bank are the main feature of the area where the land is full of swamps and marshy features.
• Climate:
The climate of this sub mountainous area some what milder than that of the neighboring districts to the south. The year may be divided into four seasons. The cold season is from November to March. The period from April to June is the summer season. The south-west monsoon season which follows, continues up to about the first week of September. The succeeding period till the beginning of November is the post- monsoon or transition season.
• Temperature:
January is generally the coldest month with the mean daily maximum temperature at 18.40C and minimum temperature at 5.60C. Mean daily maximum temp. in June is 40.20C and the mean daily minimum temp. is 26.10C. During the summer, day temp. reach over 440C with the onset of the south-west monsoon in July, there is appreciable drop in the day temperature. After October, both day and night temp. decrease rapidly.
• Humidity:
Except during the south-west monsoon season when the relative humidity is over 70 per cent, the air is generally dry. The driest part of the year is the summer season, when in the plains the relative humidity in the afternoons is less than about 30 percent.
• Rainfall:
The average annual rainfall is 729.6 mm. About 70 per cent rainfall is received during the period July to September. Rainfall also occurs in June in the form of thunder shower and during the cold season in association with passing western disturbances. On an average, there are 48 rainy days in a year. The skies are partly to heavily clouded and occasionally over-cast during the monsoon. During the rest of year the skies are generally clear.
• Winds:
Winds blows mainly from directions between north-west and south-east in the mornings and between west and north-east in the afternoons in April and May. By June easterlies and south-easterlies begin to flow and in the south-west monsoon season, winds are commonly from directions between north-west and south-east.
CHAPTER 4: HISTORICAL BACKGROUND
BRIEF HISTORY OF THE TOWN AND ITS LANDMARKS
“Established, decayed and re-established” is the legend of Sri Hargobindpur. A small village once known as “Village Rahila” was established by Pathans. The village had also some Hindu population. As per “Mahan Kosh” written by Bhai Kahan Singh, the village was named “Gobindpur” by the 5th Guru of Sikhs, Shri Guru Arjan Dev in 1644 (Samat) who had a cultivated land in the village. The historical record of this village depicts that due to the atrocities of Muslims, the Hindu reported the matter to Shri Guru Arjan Dev. At this moment Sri Hargobind Rai who later on became the sixth Guru of Sikhs expressed his desire to visit the place to set the things right. Chandu Sawalia, a Khatri of this village had grabbed the land of Guru Sahib and also obstructed the entry of Sri Hargobind Rai in to the village. On this account a small battle took place in which Chandu Swalia was killed and the matter was reported to Ali Beg ‘Suba’ of Jalandhar who sent to a battalion of 1500 men to fight with the army of Sri Hargobind rai in 1687 (Samat). A battle between the Sikhs and Muslim army took place. This tough fight continued for 14 days and 14 nights in which the Muslim army lost about 1400 lives and village Rahila was dashed to the ground. As a result no trace of village Rahila is found today except a small well. Sri Hargobind Rai then felt the necessity of establishing a town at this place and after seeking advice of Baba Budha Ji, a town was proposed to be established and foundation stone of the town was laid by Baba Budha Ji. The village, which was once known as village Rahila and Gobindpur was named Sri Hargobindpur after the name of Sri Hargobind Rai. The town was constructed as walled town which had six gates named as “Lahori Darwaja”, “Mori Darwaja”, “Sahmana Darwaja”, “Miadi Darwaja”, “Teli Darwaja” and “Chirar darwaja”. Out of these six gates only the Lahori Gate is available presently. During the period of Sri Hargobind Rai, the town was fully developed and had a population about 25,000 persons. Its old buildings were as high as four storeyed. The walls of certain buildings are still found today. The population was mainly engaged in business. The town started decaying when the people of the town started leaving the town and discarding their business due to the strict rules and regulations of Sir Chhotu Ram. An epidemic also breaks out in the town which took lives of thousands of its inhabitants. The remaining people also left the town and never returned. The residences of all these was left the town from time to time are now seen as ruins of the past. Some Muslim population also went to Pakistan after partition of the country in 1947 A.D. Almost 2/3 of the old town has been decayed. Most of the buildings are still found locked, but are just ruins. During the period 1955-57 the town became the victim of white ants which ate up its buildings. In the year 1955 the floods of river Beas separated its present Abadi from the old site of village Rahila. Thus, Sri Hargobindpur which is seen today is entirely a new development. The town having a religious link with Guru Hargobind Rai has very important Gurdwaras such as Gurdwara Damdama Sahib, Gurdwara Sat Kartarian and Gurdwara Manji Sahib. People from far and near visit these Gurdwaras on Amawas. A mela is also held in the town once a year. On the bank of river Beas a maszid known as Guru Ki Masit is also located which was constructed by the sixth Guru Sri Guru Hargobind Rai Ji. In a nearby village Kishankot, an old temple of Radha Krishan is also located which was constructed by Maharaja Ranjit Singh.
RADHA - KRISHAN TEMPLE - KISHANKOT
GURUDWARA DAMDAMA SAHIB
CHAPTER 5: LEGAL FRAMEWORK FOR MASTER PLAN 5.0.1 LEGAL SET UP Legislative support is an essential tool to control the planning and development activity in a state. Some states like Goa, Gujarat, Himachal Pradesh, Karnataka, Madhya Pradesh, Maharashtra, Manipur and Mizoram etc have comprehensive legislation which provided for urban planning and development in a regional perspective beyond the city limits and coordinated with the overall framework of economic development, priorities and resource availabilities. 5.0.2 Punjab state is the new entrant in this field. The first ever legal tool namely The Punjab Regional and Town Planning and Development Act, 1995 was enacted in the year 1995 (Punjab Act No.11 of 1995) which has been amended in the year 2006 and now this act is known as “The Punjab Regional and Town Planning and Development (Amendment) Act 2006”. This is an act to make provision for better planning and regulating the development and use of land in planning areas delineated for that purpose, for preparation of Regional Plans and Master Plans and implementation thereof, for the constitution of a State Regional and Town Planning and Development Board, for guiding and directing the planning and development processes in the State, for the constitution of a State Urban Planning and Development Authority. Special Urban Planning and Development Authorities and New Town Planning and Development Authorities, for the effective and planned development of planning areas and for undertaking urban development and housing programs and schemes for establishing new towns and for matters connected therewith or incidental thereto. Prior to the enactment of the Act ibid the Town Planning Activity within urban areas was being governed by different legislations such as The Town Improvement Act 1922, The Punjab Municipal Act 1911, The Punjab Municipal Corporation Act 1976, The Punjab Urban Estates (Development and Regulation) Act 1964 etc but no comprehensive legislation was available for the overall control and development at local and regional level.
5.1 THE PUNJAB REGIONAL AND TOWN PLANNING AND DEVELOPMENT (AMENDMENT) ACT 2006 The act is the sole legal framework available for preparing Master Plans and Regional Plans. It is a comprehensive act and provides for the manner in which the use of land in the area of a planning authority shall be regulated. The act also prescribes specific time period for various steps in the plan preparation process. The act intends to achieve the following main objectives: I. To consolidate, with suitable modifications, in one place laws dealing with the different aspects of urban development. II. To set up a high powered Board to advise the State Government and to guide and direct planning and development agencies, with respect to matters pertaining to the planning, development and use of urban and rural land. II. To set up a State level Urban Planning and Development Authority and to provide for the setting up of a Special Urban Planning and Development Authorities and New Town Planning and Development Authorities to promote and secure better planning and development of different regions, areas and cities. V. To create a legal and administrative set up for the preparation and enforcement of Master Plans for regions, areas and for existing and new cities. V. To make the whole programme of urban development mainly a self - sustaining and self - paying process. VI. To interlink land development and house construction permitting full exploitation of the urban land resource to provide a boost to the programme of house construction, especially the Economically Weaker Sections of the Society. II. To provide a legal, administrative and financial framework for the preparation and execution of Town Development Schemes aimed at filling the gaps in the required civil infrastructure and securing the renewal and redevelopment of congested and decayed areas in the existing towns.
THE FOLLOWING SECTIONS OF THE ACT IBID DEAL WITH THE PREPARATION OF MASTER PLANS: Section 56(1) Under section 56(1) of this chapter, Local Planning Areas are notified in the official gazette for preparing Master Plan. Once an area has been declared under section-56 (1), no person can institute or change the use of land for any purpose or carry out any development in respect of any land without the previous permission of competent authority until the Master Plan comes into operation. However, this prohibition does not apply to any area comprised in abadi deh of any village falling inside its lal lakir or phirni. Section 57 This section deals with the designation of Planning Agencies. As soon as may be, after declaration of a local planning area or a site for new town, the State Government may designate planning agency for that area. Section 58 Section 58 of the act states that the (1) Designated Planning Agency w ill work under the overall directions and control of the State Government. (2) The state Government may assign any or all of the following functions to the Designated Planning Agency, namely to (i) Carry out survey of the regional planning area, local planning area or a site for new town, as the case may be, and prepare reports on the surveys so carried out; (ii) prepare an existing land use map and such other maps as may be necessary for the purpose of preparing regional plan and outline master plan, a new town development plan or a comprehensive master plan, as the case may be; (iii) Prepare a regional plan, an outline master plan, a new town development plan or a comprehensive master plan. (3) Subject to and in accordance with the directions of the Govt., a designated planning agency shall exercise all such powers as may be necessary or expedient for the purposes of carrying out its functions under this act and also perform any other functions which are supplemental, incidental or consequential to any of the functions specified in sub section (2) or as may be prescribed. Section 59 This section deals with the preparation of present land use map and fixes six months time for this purpose which may be extended by the State Govt. from time to time.
Section 60 Section 60 provides for expenses that the State Government may determine for payment to the designated planning agency as contribution towards the expenses incurred by it in the discharge of its functions. CHAPTER X This chapter deals with the preparation and approval of Master Plans of towns / cities.
Section 70 (1) This section states that the planning agency shall not later than one year after declaration of planning area and after the designation of that agency for that area shall prepare and submit to the state government a master plan for its approval. Section 70 (2) Section 70(2) regulates the form and contents of the master plan and shall include such maps descriptive matter as may be necessary to explain and illustrate the proposals in the master plan. Section 70 (3) This section has the provision for the state government to direct the designated planning agency to publish the existing land use plan and master plan and the information regarding the place or places where copies of the same may be inspected by the public for inviting objections in writing with respect to existing land use plan and master plan within a period of 30 days from the date of publication. Section 70 (4) Under this sub section, the state government after considering the objections and in consultation with the board may direct the designated planning agency to modify the master plan or approve it as such. Section 70 (5)Under this sub section, the Designated Planning Agency after approval of the state government shall publish the final master plan in the official gazette after carrying out the modification if any under intimation to the state government within a period of 30 days from the date of according approval by the state government. Section 75 According to this section, the Master Plan shall come into operation from the date of publication. Refer to sub section 5 0f section 70.
Section 76 This section provides for the amendment in the master plan and says that at any time after the date on which the master plan for an area comes into operation, and at least once after every ten years, after that date, the Designated Planning Agency shall after carrying out such fresh surveys as may be considered necessary or as directed by the government, prepare and submit to the government, a Master Plan after making alterations or additions as it considers necessary.
PUNJAB APARTMENT AND PROPERTY REGULATION ACT, 1995 Section 3 Section 3 speaks about the general liabilities of the promoter which he has to fulfill before he develops a colony or constructs or intends to construct a building or apartment. Section 4 Section 4 describes certain conditions which a promoter has to fulfill before issuance of advertisement of prospectus regarding the development and sale of any plot or apartment. Section 5 Section 5 of the act provides that for the development of land in to a colony, the promoter is required to have permission from the competent authority and for that he has to fulfill documentary requirements of the competent authority. Section 5 (4) Sub section 4 of section 5 states that the licence under sub section 3 of section 5 shall be valid for a period of 3 years and will be renewable for a year on payment of prescribed fees. Section 5 (5) Sub section 5 of Section 5 provides that a promoter has to pay development charges as determined by the competent authority under section 5 (6) of this act.
Section 5 (8) Sub section 8 of the section 5 provides that the promoter shall construct or get constructed at his own cost schools, hospitals, community centers and other community buildings on the land left in the colony for that purpose and transfer such lands to the state govt either free of cost or on payment of actual cost of developed land as decided by the State govt. Section 5 (9) This sub section provides the provisions that if the total area of the colony is 40 hectares or more than the promoter has to reserve up to 10% of this area under residential plots and apartments for being sold or lease to persons belonging to Economically Weaker Section of the society. Section 5 (12) Sub section 12 of section 5 provides for the punishment that may be given to the promoter in case he violates the provisions of this act or rules made there under or any conditions of the license granted to the promoter. Section 7 Section 7 states that any agreement of sale entered into, shall be presented for the registration under the registration Act, 1908, by the promoter or any other person competent to do so at the proper registration office and execution thereof shall be admitted by the person executing the document or his representative, assignee or agent. Section 8 Notwithstanding anything contained in any law for the time being in force, or in any judgment, it may be received as evidence of a contract in a suit for specific performance or as evidence of any collateral transaction not required to be effected by registered instrument. Section 9 Section 9 of the act provides that a promoter shall maintain a separate account in any scheduled bank of sums taken by him from persons who intend to take or have taken apartments or plots / houses as advance for sale price or any other purpose or deposit or for paying rent, local taxes, utilities / service charges etc. Section 10 Section 10 provides the responsibility of the promoter for outgoings till the transfer of property to the allottee.
Section 11 Section 11 of the act provides that the promoter shall make no alterations / rectifications of defects after the plans and specifications of the building has been approved by the competent authority and the plans / specifications are disclosed or furnished to the person who agrees to take an apartment. Section 12 Section 12 of the act provides for the refund of amount if the promoter fails to give possession according to the terms of the agreement or he fails to give possession of the plot / apartment by the date specified. Section 13 As per this section, no promoter can mortgage any apartment or plot after he executes an agreement to sell without the previous consent of the person to whom that plot / apartment has been sold. Section 14 Section 14 provides that every promoter is required to obtain occupation and completion certificate from the competent authority. Section 15 Section 15 provides that after the occupation of the completion certificate, the promoter shall take all necessary steps to complete his title and convey the exclusive ownership of the apartment containing such particulars as may be prescribed, within three months Section 16 Section 16 provides that if promoter fails to execute the conveyance deed of apartment, then the person in possession of the apartment can approach the competent authority for a certificate to be produced before the registering authority for the registration of the apartment. Section 17 Section 17 provides that no promoter is responsible for the management and maintenance of a building of apartments shall without just and sufficient cause, either by himself or through any person, withhold, curtail or reduce any essential supply enjoyed in respect of such apartment by the person who has taken or agreed to take an apartment or by any person in occupation thereof through or under him.
Section 18 Section 18 provides that a promoter who enters in to a transaction for the transfer relating to a property shall make full and true disclosure of the nature of his title to property has been duly certified by an Attorney-at-Law or an advocate of not less than seven years’ standing and make full and true disclosure of all encumbrances on such property, including any right, title, interest or claim of any party in or over such property. Section 20 Section 20 provides for certain conditions / restrictions that every person has to follow while constructing any structure in a colony approved under this act. Section 21 Section 21 of the act provides for compulsory registration of promoter and estate agents. Section 22 Section 22 lays down certain conditions for registration of a promoter or an estate agent. Section 23 Section 23 lays down certain terms for renewal of registration of a promoter or estate agent. Section 24 Section 24 empowers the competent authority to refuse to grant or renew registration if not satisfied by the behavior or documents submitted by a person for registration a promoter or estate agent. Section 25 This section empowers the competent authority to cancel the certificate of registration in case violations of the provisions of the act or rules made there under. Section 26 Section 26 provides that before the cancellation of certificate of registration, the competent authority shall give notice to the promoter or the estate agent before the cancellation of the registration certificate. Section 27 Section 27 provides that no promoter or estate agent shall carry on any business after the cancellation of registration.
Section 28 Section 28 provides that every promoter shall maintain accounts, registers and records in such form and manner as prescribed. Section 29 Section 29 provides that the promoter shall get his accounts audited after the close of every financial year by a Chartered Accountant and shall produce a statement of accounts duly certified in the manner prescribed. Section 30 Section 30 provides that every promoter agent shall submit to the competent authority the periodical returns, as may be prescribed. Section 31 Section 31 provides that for the purpose of satisfying itself, that the requirements of this act and the rules made there under or the terms of the certificate of the registration or license granted to the promoter, the competent authority may inspect at any time during business hours, any accounts or records of the promoter relating to the business. Section 32 Section 32 provides for the constitution of Punjab Urban Development funds and specifies the amount and the period in which it has to be paid by the promoter. Section 33 Section 33 has the provision for nominating appellate authority to whom appeals could be filed against the orders of the competent authority. Section 36 Section 36 provides for the punishment to promoter or an estate agent in case he fails to comply with or contravenes the provision of section 3,6,9 or section15 and specifies the tenure of punishment.
The flow chart showing the process of Master Plan preparation and approval is illustrated below: STAGES OF MASTER PLAN PREPARATION As per the provisions of the Punjab Regional and Town Planning and Development (Amendment) Act 2006
DECLARATION OF PLANNING STAGE I AREA AND DESIGNATION OF PLANNING AGENCY
Notification of Planning Area under Section 56(1) I
Designation of Planning Agency by the Board under Section 57
Preparation of present land use map by LAND USE MAP Designated Planning Agency under Section STAGE II 59(1) within six months or as per extension
granted by the State Govt.
STAGE III PREPARATION OF Submission within one year of declaration of MASTER PLAN Planning Agency or as extended by State Govt under Section 70(1)
a) Indicate b) Allocate c) Existing and cc) Indicate areas d) Zoning broadly the zones of land proposed under heritage sites Regulations manner in which for use for highways, roads, and manner of land will be used different major streets and protection, purposes other lines of preservation and communication conservation
Publication of existing land use plan and Master under section 70 (3) to invite objections / suggestions within 30 days
PREVIOUS ATTEMPTS Previously the State Government promulgated the Punjab Regional and Town Planning Ordinance 1976 vide Notification No. 24 reg/76 dated 7th May 1976 with the purpose to provide for planning and regulating the development and the use of land in regions or areas delineated for that purpose, for the constitution of a State Regional and Town Planning Board for guiding, directing and assisting the entire planning and development authorities in the state, for the constitution of Planning and Development Authorities for effective development of particular areas or new towns and for other matters connected therewith or incidental thereto. But this ordinance could not be converted into an Act and lapsed after the expiry of six months period and the urban and regional development of the state continued in an unplanned and haphazard manner and as a result, slums, uncongenial environment, nominal civic amenities, choked city roads, encroached public lands, polluted city environment and congested highways have become a common feature visible everywhere.
CHAPTER 6: POPULATION GROWTH AND CHARACTERISTICS 6.0.1 The population trend of Sri Hargobindpur town has been studied decade wise as it helps in bringing out the trends of the growth rate, literacy level, sex ratio & other aspects of demography as per various census. The identity of the town depends upon the character of population so; it is an important component for town planning. The following studies related to demographic factors for Sri Hargobindpur town has been conducted to know the demographic character of Sri Hargobindpur. Sri Hargobindpur registered a population of only 3049 persons in the year 1951. However due to natural calamities the population declined by 23.22% during 1951-61. The city population profile again declined during the decades of 1961-1971 with just 3.8% growth rate during the decade. Which was primarily due to disturbance on boarders with Pakistan, it registered a growth of 32.30% in 1971-1981, the growth in population again declined to 7.65%, and however, during the period of 1991-2001, the growth rate came up to 57.47 % because of normalized social and economic conditions. The city growth is dynamic and continuous process due to growth of trade and commerce and consequent urbanization. The city today faces multifarious physio-socio-economic and infrastructural problems. These, in turn, lead haphazard growth, overcrowding, congestion, insanitation, housing shortage, and traffic problems, thereby further deteriorating the healthy living environment. 6.0.2 Population density The population density of the town within municipal limits has been tabulated below:
TABLE NO.6.1: POPULATION DENSITY (WITHIN MUNICIPAL LIMIT)
Year Population Area Population Density (In hectares) Persons / sq km Persons / hectare 1981 3215 52 6183 61.83 1991 3461 52 6656 66.56 2001 5450 52 10481 104.81 (Source: Census of India, 1981, 1991, 2001)
Population density of M.C. Sri Hargobindpur has increased from 61.83 persons per 6000 hectare in 1981 to 104.81 persons per hectare in 2001. This is because of better 5000 opportunities for employment and discouraging of out migration to bigger cities caused 4000 3000 by the growth of industries and trade and commerce sector. Population 2000 6.1 POPULATION GROWTH SINCE 1951 OF THE TOWN 1000 The population of the town since 1951 has been tabulated in the following table 0 1981 1991 2001 so as to determine the population growth trends:
TABLE NO. 6.2: THE POPULATION GROWTH OF SRI HARGOBINDPUR
Sr. No. Year Population of Sri Hargobindpur Decennial growth rate of population (percent) M.C. (persons) 1 1951 3049 -- 2 1961 2341 -23.22 3 1971 2430 +03.80 4 1981 3215 +32.30 5 1991 3461 +07.65 6 2001 5450 +57.47 (Source: Census of India)
6.2 POPULATION GROWTH OF CONSTITUENT PARTS 1981 – 2001
The decadal population of the constituent parts of the planning area has been tabulated as follows so as to determine the growth rate of population. In the table no. 5.2, the population of urban settlements as well as rural settlements has been tabulated while in the table no. 5.3, the growth rate has been determined from 1981 to 2001.
TABLE NO.6.3: POPULATION OF CONSTITUENT OF LPA
Area 1981 1991 2001 M.C. Sri Hargobindpur 3215 3461 5450 Sri hargobindpur (Rural) 1456 1461 ------Galowal 334 434 438 Rampur 425 513 629 Talwara 346 685 1040 Kangra 282 338 418 Nahra 82 101 181 Machrai 679 725 1002 Kishankot 358 607 747 Khudi 412 142 550 Nurpur 486 630 653 Samrai 507 535 698 Khanpur 52 25 30 Braham - 103 125 Cheema 2446 239 3117 Warsal Chak 497 419 674 Dhirowal 610 691 1023 Mari Panwan 2202 2313 2470 Khokharwal 784 725 885 Gil Bob 313 401 498 Mehtewal 291 325 354 Gopalpur 104 150 184 Gill 189 93 270 Withwan 510 503 464 Chak Wassan 246 297 339 Total 17126 15916 22239 (Source: District census 1981, 1991, 2001)
TABLE NO.6.4: POPULATION GROWTH OF LPA
Year Population (in persons) Growth Rate (%) 1981 17126 - 1991 15916 -07.65 2001 22239 39.73 (Source: District census 1981, 1991, 2001)
6.3 DEMOGRAPHIC PARAMETERS 6.3.1 SEX RATIO The numerical measurement of sex composition of population is often expressed in terms of sex ratio. According to 1981 census, there were 879 females for every 1000 males in Local Planning Area of Sri Hargobindpur. In 2001, the sex ratio was 911, which show the sex ratio has increased from 1991 to 2001. The sex ratio of Punjab state is 876 in 2001, which is on higher side as compared to state average.
TABLE NO. 6.5: SEX RATIO
2 5000 Year Total Males Females Sex ratio 1981 17126 9114 8012 879 2 0000 1991 15916 8371 7545 901 Total 2001 22239 11640 10599 911 1 5000 M ales Fem ales 1 0000 S ex Ratio 5000 This also shows that more male labour has migrated to neibouring town/district for job purpose. Thus, the sex ratio puts impact on the occupational structure of the city and its 0 19 81 1991 2001 local planning area and it decides the requirement of various facilities and services.
6.3.2 LITERACY TABLE NO. 6.6: LITERACY RATE
S. Year Total Pop Total %age of Males Females Literacy No. literates total pop Rate (%) Number %age Number %age 1 1981 17126 6551 38.25 3990 61.00 2561 39.00 38.25 2 1991 15916 7245 45.52 4216 58.20 3039 41.80 45.52 3 2001 22239 12796 57.53 7166 56.20 5630 44.00 57.53 (Source: District Census, Gurdaspur) Above table depicts that the literacy rate is increasing. According to 2001 census the total literacy rate of Local Planning Area has been recorded 57.53%. Out of the total literate population 56.20% were male and 44% were females. In comparison with 1981 and 1991 the literacy rate is growing. In 1991 male literates were 58.20 % and female were 41.80% where as in 1981 male literates were 61.00 % and female were 39.00% respectively. Literacy rate is low in comparison to state of Punjab i.e. 70 % in 2001; this shows the awareness of the people about education. The literacy rate is low in Local Planning Area because it lacks resources and awareness. The increasing literacy rate is also a potential for the area because with this the civic sense is increasing along with the optimum use of resources. It affects physical and economic development in a positive way. 6.3.3 RELIGIOUS COMPOSITION
TABLE NO 6.7: RELIGIOUS COMPOSITION IN DISTRICT GURDASPUR Year Religion No. of Persons % age of total population of Gurdaspur District. 2001 Hindu 9,96,246 47.35 2001 Sikh 9,34,963 44.44 2001 Muslim 20,768 00.99 2001 Christian 1,48,981 07.08 2001 Others 3,053 00.14 (Source: District Census, Gurdaspur)
Religious composition 2001
Hindus constitute majority i.e. 47.35% in Gurdaspur while 44.44% are Sikhs, 0.99% Muslim, 7.08% Muslims and rest of the population comprise of other religions. This religious community composition decides the number, location and area under various religious places like Temples, Gurudwaras, Mosques, and Churches etc.Even the various are also different from birth to death & after death also. The role of religion, as well the influence of Sikhism is very important in Sri Hargobindpur & its surrounding area mainly because of long presence of Fifth & Sixth Gurus.Sikh Misl Sardar of Ramgarhia Misl has also played an important role in this area, more over presence of number of historical monuments virtually provides it status of a holy town, hence special planning consideration to be given to their religious sentiments as well as to other respective religious communities.
Hindu Sikh Muslim Christian Others
6.3.4 CASTE COMPOSITION TABLE NO. 6.8: SCHEDULE CASTE POPULATION
Sr. no. Year Schedule caste population %age of SC Pop to total Pop. 1. 1981 4050 23.65 2. 1991 4754 29.87 3. 2001 6668 29.98 (Source: District Census, Gurdaspur)
7000 6000 5000
4000 Scheduled 3000 Caste Population 2000 1000 0 1981 1991 2001
The total SC population in the Local Planning Area is 5278 persons which is 33% of the total population in 2001. Where as the average of SC population in Punjab state 28.85% of total population, which shows that the percentage of SC population in Local Planning Area is more than that of Punjab state.
It is evident from the above table that growth rate of Sri Hargobindpur is either Low or negative as compare to the district Gurdaspur as well as Punjab state while in tri-decade of 1951-1981, urban growth rate was negative. This was basically due to lack of proper linkages, lower level of infrastructure; less developed economy, immediate proximity of River Beas, natural calamities, disturbance on International boarder and disturbed conditions in eighties. The growth rate of urban population has been increased in the post 1991 period because of following mentioned factors: